13910 GRAEF RD TX 78610
| Owner | TOVAR JOHN PAUL |
|---|---|
| Parcel ID | 0464080507 |
| Short ID | 467137 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | 2,620 SF |
| Land SF | 958,320 SF |
| Acres | 22.000 |
| Year Built | 1999 |
| Legal | ABS 159 SUR 7 CORBIN W P ACR 21.0000 (1-D-1) |
| Neighborhood | _RGN435 |
| Land | $861,856 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $861,856 |
| Improvement | $343,314 |
|---|---|
| Total Improvement | $343,314 |
| Market | $1,205,170 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $1,205,170 |
| Value Limitation Adjustment (−) (homestead cap) | −$952,967 |
| Net Appraised (assessed) | $252,203 |
| Exemptions (−) (HS,OV65) | −$193,235 |
|---|---|
| Taxable Value | $58,968 |
Appreciation: Market value has risen +605.7% from $170,787 (2021) to $1,205,170 (2025), a CAGR of 63.0% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→2025), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Agricultural parcel countywide rose +479.4%, so this parcel has outpaced the broader agricultural market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 0.7973% in 2025 (+0.0436% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $470. Travis County is the largest single contributor, at 43.2% of the total 2025 levy.
Assessment Gap: Assessed value ($252,203) is $952,967 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Agricultural. Agricultural valuation may be subject to rollback taxes if land use changes.
Value Composition: Land carries 72% of market value ($861,856 land vs $343,314 improvements), about $1/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $1,205,170, this parcel sits in the upper-middle (50th–75th percentile) of Agricultural property in Travis County — county median $597,708 (P25 $207,536 / P75 $1,442,275, n=7,602). Agricultural here is the broad TCAD category — every agricultural property countywide, any size or use — not a use-code-specific peer group. See the Peer Set and the Where This Property Stands benchmark below, which narrows to this property's actual use code, for parcel-level comparables.
Forward Outlook: Holding the +91.8% Base-scenario CAGR (Based on 2022–2025 certified trend, projected forward from 2025), the model projects market value near $31,282,307 by 2030, with an estimated annual tax burden around $3,357. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
No delinquent taxes on record.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 2,620 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 2,620 SF | ✗ |
| 612 | TERRACE UNCOVERD | 378 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 112 SF | ✗ |
| 251 | BATHROOM | 2 SF | ✓ |
| 522 | FIREPLACE | 1 SF | ✓ |
| Unit (prop_id) | Owner | Address | Market Value | Assessed Value | Taxable Value |
|---|---|---|---|---|---|
| 467137 | TOVAR JOHN PAUL | 13910 GRAEF RD 78610 | $468,189 | $275,080 | $220,064 |
| 487021 | TOVAR JOHN PAUL | 0.000 | $840,000 | $2,227 | $2,227 |
Market value changed by 305% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $759.92 | $759.92 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $255.61 | $255.61 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $252.20 | $252.20 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $252.20 | $252.20 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $238.62 | $238.62 | Paid |
| Combined Rate | 0.7740% | 0.7054% | 0.7039% | 0.7537% | 0.7973% | +0.0436% | $1,758.55 | $1,758.55 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,308,189 | $1,205,170 | +8.5% |
| Assessed Value | $277,307 | $252,203 | +10.0% |
| Land Value | $1,040,000 | $861,856 | +20.7% |
| Improvement Value | $268,189 | $343,314 | -21.9% |
| Taxable Value | $222,291 | $58,968 | +277.0% |
| Exemptions | HS | HS,OV65 | |
| HS Cap Loss | -$1,030,882 | — | |
| Total Tax 2026 = estimate |
~$1,772
Estimated
|
~$1,759
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,308,189 | $1,308,189 | +0 (+0.0%) |
| Taxable Value | $222,291 | $222,291 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,308,189 | $1,040,000 | $268,189 | −$1,030,882 | $277,307 | $222,291 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $1,205,170 | $861,856 | $343,314 | −$952,967 | $252,203 | $58,968 | ~$1,759 | Partial |
| 2024 | $479,016 | — | — | −$439,841 | $39,175 | $— | $805 | Verified |
| 2023 | $205,907 | — | — | −$172,969 | $32,938 | $— | $1,570 | Verified |
| 2022 | $170,804 | — | — | −$137,866 | $32,938 | $— | $1,200 | Verified |
| 2021 | $170,787 | — | — | −$163,787 | $7,000 | $— | $1,176 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +2.1% | +4.6% | 0.3% | Not available | Partial |
| 2025 | +0.0% | +11.9% | 0.3% | Not available | Partial |
| 2024 | +18.9% | -4.8% | 0.2% | 0.0700% | Verified |
| 2023 | +0.0% | +4.2% | 0.3% | 0.1300% | Verified |
| 2022 | +305.0% ! | -98.9% | 0.3% | 0.1300% | Verified |
| 2021 | base year | — | ~100% | 0.6900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +381.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +8.5% | +62.7% | +88.8% | +151.6% | 2025 | +0.0% | 2022 |
| Assessment Ratio | 21.2% | 15.0% | — | 21.2% | 2026 | 4.1% | 2021 |
| Effective Tax Rate (2025) | 0.0000% | 0.0000% | — | 0.0000% | 2025 | 0.0000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$1,759 | $1,302 | ~$2,764 | $1,759 | 2025 | $805 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,311,524 | ~$277,423 | ~0.8031% | ~$2,228 | +91.8% |
| 2027 | ~$4,433,518 | ~$305,166 | ~0.8089% | ~$2,469 | +267.9% |
| 2028 | ~$8,503,517 | ~$335,682 | ~0.8147% | ~$2,735 | +605.6% |
| 2029 | ~$16,309,802 | ~$369,250 | ~0.8206% | ~$3,030 | +1253.3% |
| 2030 | ~$31,282,307 | ~$406,175 | ~0.8264% | ~$3,357 | +2495.7% |
| 2026 | ~$2,287,421 | ~$277,423 | ~0.7973% | ~$2,212 | +89.8% |
| 2027 | ~$4,341,539 | ~$305,166 | ~0.7973% | ~$2,433 | +260.2% |
| 2028 | ~$8,240,270 | ~$335,682 | ~0.7973% | ~$2,676 | +583.7% |
| 2029 | ~$15,640,087 | ~$369,250 | ~0.7973% | ~$2,944 | +1197.7% |
| 2030 | ~$29,684,988 | ~$406,175 | ~0.7973% | ~$3,238 | +2363.1% |
| 2026 | ~$2,335,627 | ~$277,423 | ~0.8060% | ~$2,236 | +93.8% |
| 2027 | ~$4,526,461 | ~$305,166 | ~0.8147% | ~$2,486 | +275.6% |
| 2028 | ~$8,772,312 | ~$335,682 | ~0.8235% | ~$2,764 | +627.9% |
| 2029 | ~$17,000,798 | ~$369,250 | ~0.8322% | ~$3,073 | +1310.7% |
| 2030 | ~$32,947,658 | ~$406,175 | ~0.8409% | ~$3,416 | +2633.9% |
In 2025, this property's market value of $1,205,170 places it in the 50th–75th percentile for Agricultural properties in Travis County (7602 comparable) — +102% above the county median of $597,708. Agricultural here is the broad TCAD category — every agricultural property countywide, any size or use — not a use-code-specific peer group. Use the Use Code filter above to narrow to this property's actual type.
| Year | This Property | Bottom 25% | Median | Top 25% | Position | Group YoY |
|---|---|---|---|---|---|---|
| 2025 | $1,205,170 | $207,536 | $597,708 | $1,442,275 | ↑ Above median | +0.0% |
| 2024 | $479,016 | $217,016 | $597,296 | $1,446,593 | ↓ Below median | +23.7% |
| 2023 | $205,907 | $167,963 | $453,916 | $1,078,522 | ↓ Below median | +0.0% |
| 2022 | $170,804 | $180,794 | $446,888 | $1,009,883 | ↓ Bottom 25% | +46.1% |
| 2021 | $170,787 | $33,611 | $103,166 | $247,000 | ↑ Above median | base yr |
Estimate only. The appraisal district sets value as of Jan 1 (not at sale price). A sale is strong evidence of market value and is typically reflected in the next Jan 1 valuation. Taxing units set rates annually. Modeled from government data — not a legal or tax opinion.